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HomeMy WebLinkAbout2006-01-19 Zoning Board of Appeals Minutes~W~ COK Town of Reading ZONING BOARD OF APPEAL'S a r Minutes of January 19, 2006 Members present: Members absent Susan Miller Robert Redfern Johri Jarema Paul Dustin Mark Gillis Michael Conway A meeting of the Zoning Board of Appeals was held in the Selectmen's Meeting Room of the Town Hall, 16 Lowell Street, Reading, Massachusetts at 7:00 P.M. Also present was Glen Redmond, Commissioner of Buildings. Case # 05-27 Continuation of a Public Hearing on the petition of Gary Buonarosa who seeks a Variance/Modification of Special Permit/Special Permit under Section(s) 4.2.2/ 6.3.1/ 6.3.2/ 6.3.4/ 6.3. 10 of the Zoning By-laws in order to expand owner-occupied second floor residential living space and concurrently renovate and reconfigure first floor of structure which is currently being used for a convenience store on the property located at 287 Lowell Street. The Chainman read a letter from the Applicant's attorney, Chris Latham, requesting that the case be withdrawn without prejudice. On a motion by Robert Redfern, seconded John Jarema, the Zoning Board of Appeals moved to accept the Applicant's request to withdraw without prejudice. The motion was approved by a vote of 3-0-0 (Miller, Redfern, Jarema). Case # 05-32 Continuation of a Public Hearing on the petition of Richard Smart who seeks a Variance under Section(s) 6.1/6.1.1.3 of the Zoning By-laws in order to install a Quizno's Sub Sandwich Shop in a former retail space'on the property located at 505 Main Street. January 19, 2006 Attorney Mark Favaloro spoke on behalf of the Applicant. This case came before the CPDC for site plan review in order to change the facade of the building. It was approved with reservations that any interior changes or changes of use would need additional site plan review. They have come before the Board because of the parking relief requested. Attorney Favaloro submitted a proposed parking chart, a parking rental space agreement from Reading Car Care and letters of approval from abutters He said they have provided three off-site parking spaces from Reading Care Car. So they now have six spaces for eleven seats. The presented plan would allow for 25 parking spaces. The Board said they were originally told there would be four employees with 26 parking spaces available. Now the Applicant was saying there would be three employees and 25 parking spaces. Attorney Favaloro said Quizno's told him there would be three employees and 25 parking spaces but he would check on this information. A proposed layout was submitted to the Board that had not been previously submitted. Attorney Favaloro said the additional parking spaces would be the seven required spots and they would need a variance for one or two other parking spaces depending on whether there are three or four employees. Mr. Shee said during the lunchtime there will five employees minimum and at dinnertime there will be three or four employees. Paul Dustin asked if all spaces are occupied then how do some of the cars get out of their spaces. Attorney Favaloro said it was a stacked plan and they would have employees using the blocked spaces and they expected most people to just park on the street. John Jarema said he was confused by the drawings he had seen so he went to the property and had Paul Fontes explain the situation to him. It appears they need five spaces for employees, seven spaces for patrons and one loading dock area. They are short four parking spaces right now. If the three offices were to be rented that would require another three parking spaces Robert Redfern said some of the spaces shown on the plan are not valid spaces and vehicles would overhang on the sidewalk because of the reduced size of the spaces. Paul Dustin said stacked parking would work for the office personnel who stay in their offices but not for the customers going into and out of the retail restaurant spots. There could be multiple problems and arguments over the parking situation. Susan Miller said the restaurant customers will likely park on the street and most likely on Green Street, which is a residential area. Paul Fontes said they have spent a lot of money on the building renovations and no one else wants to rent the building other than restaurants. People will park where they have to park in order to come to the restaurant. He said there are other buildings in Town that are exempt from the 300' zone. January 19, 2006 John Jarema said there is going to have be a parking plan for the entire building showing where the spaces are located that is clearer than the current plan submitted. Attorney Favaloro said they did not go before the CPDC with the parking situation because the CPDC was concerned with what the building was going to look like. He said they would prepare a comprehensive plan and come back before the Board. Mr. Fontes asked if the offices' parking requirements could be exempt because the offices had been there so long. John Jarema said they would have to discuss that with the Building Inspector and the Board does not have enough information before them to make a decision. Attorney Favalro said there could be an exemption for the loading dock area but John Jarema said it still would be necessary. Brian Simpson, owner of Pizza World, said his customers park on the street and he wonders if this additional restaurant using on-street parking will effect his customers. Paul Dustin said it is crucial that there be designated parking spaces for the tenants of the building. On a motion by John Jarema, seconded by Robert Redfern, the Zoning Board of Appeals moved to continue the hearing to February 2, 2006, to give the Applicant time to prepare a revised parking plan for the entire building. The motion was approved by a vote of 3-0-0 (Miller, Redfern, Jarema). Other Business: The Chairman said the Town Planner submitted a memo stating that it was up to the Board to decide the sign situation at Romano's Macaroni grill and not the CPDC. Minutes: On a motion by Paul Dustin, seconded by Robert Redfern, the Zoning Board of Appeals moved to accept the minutes of August 4, 2005. The motion was approved by a vote of 4-0-0 (Miller, Redfern, Jarema, Dustin). On a motion by Robert Redfern, seconded by Paul Dustin, the Zoning Board of Appeals moved to accept the minutes of August 18, 2005. The motion was approved by a vote of 4-0-0 (Miller, Redfern, Jarema, Dustin). January 19, 2006 On a motion by Robert Redfern, seconded by Paul Dustin, the Zoning Board of Appeals moved to adjourn the meeting. The motion was approved by a vote of 4-0-0 (Miller, Redfern, Jarema, Dustin). Respectfully submitted, Maureen M. Recording S 4 January 19, 2006